DEC Officer Report

Application No.: 19/00157/B Applicant: Mrs Susan King Proposal: Creation of a doorway to a detached outbuilding Site Address: Sea Dawn Ballaragh Road Laxey Isle of Man IM4 7PN Principal Planner: Mr Chris Balmer Photo Taken: 13.03.2019 Site Visit: 13.03.2019 Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 26.03.2019 _________________________________________________________________

Conditions and Notes for Approval

C : Conditions for approval N : Notes attached to conditions C 1. The development hereby approved shall be begun before the expiration of four years from the date of this decision notice.

Reason: To comply with article 14 of the Town and Country Planning (Development Procedure) (No2) Order 2013 and to avoid the accumulation of unimplemented planning approvals.

Plans/Drawings/Information:

This approval relates to the submitted documents and drawing all received on 14th February 2019. _______________________________________________________________ Interested Person Status – Additional Persons None _____________________________________________________________________________

Officer’s Report

1.0 THE APPLICATION SITE - 1.1 The application site is the residential curtilage of Sea Dawn, Ballaragh Road, Laxey, a single storey detached dwelling sited on the eastern side of Ballaragh Road. Within the curtilage of the site is a single storey outbuilding.

2.0 THE PROPOSAL - 2.1 The planning application seeks approval for the creation of a doorway to a detached outbuilding. The door would be a pedestrian door to the northeast gable end of the building. This would enable better access into the building from the main dwelling house. Currently the owners have to walk along the Ballaragh Road to gain access via the double doors within the south-western gable end elevation.

3.0 PLANNING HISTORY - 3.1 There are no previous planning applications which are considered relevant in the determination of this application.

4.0 PLANNING POLICY - 4.1 In terms of local plan policy, the application site is within an area recognised as being within predominantly residential use under the Laxey and Lonan Area Plan Order 2005. The site is not within a Conservation Area. - 4.2 In terms of strategic plan policy, the Isle of Man Strategic Plan 2016 contains one policy that is considered specifically relevant to the assessment of this current planning application: - 4.3 General Policy 2 states: "Development which is in accordance with the land-use zoning and proposals in the appropriate Area Plan and with other policies of this Strategic Plan will normally be permitted, provided that the development:

• (a) is in accordance with the design brief in the Area Plan where there is such a brief;
• (b) respects the site and surroundings in terms of the siting, layout, scale, form, design and landscaping of buildings and the spaces around them;
• (c) does not affect adversely the character of the surrounding landscape or townscape;
• (d) does not adversely affect the protected wildlife or locally important habitats on the site or adjacent land, including water courses;
• (e) does not affect adversely public views of the sea;
• (f) incorporates where possible existing topography and landscape features, particularly trees and sod banks;
• (g) does not affect adversely the amenity of local residents or the character of the locality;
• (h) provides satisfactory amenity standards in itself, including where appropriate safe and convenient access for all highway users, together with adequate parking, servicing and manoeuvring space;
• (i) does not have an unacceptable effect on road safety or traffic flows on the local highways;
• (j) can be provided with all necessary services;
• (k) does not prejudice the use or development of adjoining land in accordance with the appropriate Area Plan;
• (l) is not on contaminated land or subject to unreasonable risk of erosion or flooding;
• (m) takes account of community and personal safety and security in the design of buildings and the spaces around them; and
• (n) is designed having due regard to best practice in reducing energy consumption."

5.0 REPRESENTATIONS - 5.1 Garff Commissioners have no objection (on 07.03.2019). - 5.2 Highway Services comment there are no highway implications (05.03.2019).

6.0 ASSESSMENT - 6.1 The key issues to considerer in the assessment of this planning application is the potential impacts upon the visual amenities of the street scene. The proposed doorway installation in terms of its proportion, form, scale and design are in keeping with the property. Accordingly it is considered to be an acceptable form of development in this respect.

7.0 CONCLUSION 7.1 Overall it is concluded that the planning application accords with the provisions set out in General Policy 2 of the Isle of Man Strategic Plan 2016 and as such the planning application is recommended for approval.

8.0 INTERESTED PERSON STATUS - 8.1 By virtue of the Town and Country Planning (Development Procedure) (No 2) Order 2013 (Article 6(4), the following persons are automatically interested persons:

• (a) The applicant, or if there is one, the applicant's agent;
• (b) The owner and the occupier of any land that is the subject of the application or any other person in whose interest the land becomes vested;
• (c) Any Government Department that has made written submissions relating to planning considerations with respect to the application that the Department considers material
• (d) Highway Services Division of Department of Infrastructure and
• (e) The local authority in whose district the land the subject of the application is situated.

8.2 The decision maker must determine:

• o whether any other comments from Government Departments (other than the Department of Infrastructure Highway Services Division) are material; and o whether there are other persons to those listed in Article 6(4) who should be given Interested Person Status.

I can confirm that this decision has been made by a Principal Planner in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation.

Decision Made : Permitted Date: 01.04.2019 Determining officer

Signed : S CORLETT Sarah Corlett Principal Planner

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